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HomeMy WebLinkAboutS-1687 Staff AnalysisJanuary 24, 2013 ITEM NO.: A NAME: 4625 Geyer Springs Cut-off Subdivision Site Plan Review LOCATION: Located at 4625 Geyer Springs Cut-off DEVELOPER: Gabriel Villegas 4625 Beyer Springs Cut-off Little Rock, AR 72206 SURVEYOR: Brooks Surveying 20820 Arch Street Pike Hensley, AR 72065 AREA: 2.28 acres CURRENT ZONING PLANNING DISTRICT CENSUS TRACT: NUMBER OF LOTS FILE NO.: S-1687 FT. NEW STREET: 0 LF Area not zoned — Subdivision review only 14 — Geyer Springs East VARIANCESMAIVERS REQUESTED: None requested. A. PROPOSAUREQUESTIAPPLICANT'S STATEMENT: The applicant is requesting a subdivision site plan review to allow for five (5) residential units and a number of accessory buildings to be located on the property. The property is currently two (2) tracts, under a single ownership, with three (3) units on Tract 1 and two (2) units on Tract 2. The survey indicates there is a single story frame house, three (3) manufactured homes and a travel trailer which is being used as a guest house, on the two (2) tracts. There is an individual septic system on each of the tracts serving the five (5) units. According to the applicant all the units are connected to these septic systems. The property is located within the City's planning jurisdiction in which the subdivision ordinance only is enforced. Section 31-13 provides the criteria for review of sites containing multiple buildings. The ordinance requires January 24, 2013 SUBDIVISION ITEM NO.: A (Cont.) FILE NO.: S-1687 developments involving the construction of two (2) or more buildings to be reviewed and approved by the Planning Commission. B. EXISTING CONDITIONS: The site is located in an area of the County in which the City exercises subdivision jurisdiction but does not exercise zoning jurisdiction. The area is predominately residential. The property contains a number of residential structures and a number of outbuildings. There appears to be three mobile homes, a site built home and a travel trailer being used as housing. Hilaro Springs Road and Geyer Springs Cut-off are both two lane roads with open ditches for drainage. There are no sidewalks in this area. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls and two (2) letters of opposition from area residents. All property owners located within 200-feet of the site and Southwest Little Rock United for Progress were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Geyer Springs Cutoff is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45 feet from centerline is required. 2. Hilaro Springs Road is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45 feet from centerline is required. 3. A 20 foot radial dedication of right-of-way is required at the intersection of Geyer Springs Cut-off and Hilaro Springs Road. 4. At the time of site re -development, provide design of street conforming to the Master Street Plan. Construct one-half street improvement to Geyer Springs Cut -Off including 5-foot sidewalks with the planned development. 5. At the time of site re -development, provide design of street conforming to the Master Street Plan. Construct one-half street improvement to Hilaro Springs Road including 5-foot sidewalks with the planned development. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Outside the service boundary. Provide approval from the Arkansas Department of Health providing approval of the exiting septic systems. 2 January 24, 2013 SUBDIVISION ITEM NO.: A Cont.) FILE NO.: S-1687 Enter.g : The area is outside Entergy's service area. Contact First Electric Coop concerning electrical needs. Center -Point Ene[ y: No comment received. AT & T: No comment received. Central Arkansas Water: No objection. All Central Arkansas Water requirements in effect at the time of request for water service must be met. Contact Central Arkansas Water regarding the size and location of the water meter. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. Contact Central Arkansas Water if additional fire protection or metered water service is required. A Capital Investment Charge based on the size of meter connection(s) will apply to this project in additional to normal charges. This fee will apply to all connections including metered connections off the private fire system. Due to the nature of the facility, installation of an approved reduced pressure zoned backflow preventer assembly (RPZ) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water required that upon installation of the RPZA, successful test of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved Central Arkansas Water. The test results must be sent to Central Arkansas Water's Cross Connection Section within ten (10) days of installation and annually thereafter. Contact the Cross Connection Section at 377-1226 if you would like to discuss backflow prevention requirements for this project. Fire Department: Outside the service boundary. Provide a letter from the area volunteer fire department stating their knowledge of the project. Place fire hydrants per code. Maintain a minimum access of at least 20-feet. Contact the Little Rock Fire Department for additional information. County Planning: 1. Provide proof from the Arkansas Department of Health the existing septic systems as adequate to serve the units. 2. Dedicate right of way on Hilaro Springs Road and Mabelvale Cut-off per the Master Street Plan. 3. Obtain a letter from the area volunteer fire department stating their knowledge to the project and their ability to serve the development. CATA: The site is not located on a dedicated CATA Bus Route. Parks and Recreation: No comment received. 3 January 24, 2013 SUBDIVISION ITEM NO.: A (Cont.) FILE NO.: S-1687 F. ISSUES/TECHNICAL/DESIGN: Planning Division: No comment. Landscape: No comment on this residential application. G. SUBDIVISION COMMITTEE COMMENT: (July 11, 2012) The applicant was not present. Staff presented the item to the Committee members stating they would work with the applicant prior to the public hearing to address their concerns. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: There were few outstanding technical issues in need of addressing raised at the July 11, 2012, Subdivision Committee meeting. The applicant is continuing to work with the Arkansas Department of Health to secure approval of the existing septic systems located on the property. The applicant is seeking approval per Section 31-13 of the Little Rock Code. The ordinance sets forth procedures for processing multiple building site plans and to establish the standards for the development of site. The Subdivision Site Plan review is a development review process that provides for case by case consideration of project particulars including the provision of parking and landscaping in accordance with the appropriate ordinances, siting of buildings, and the relationship with adjoining properties. The property is located outside the City limits but within the City's Extraterritorial Planning Jurisdiction. The property is located within the area of the County the City exercises Subdivision controls but does not exercise zoning. The property is currently two (2) tracts, under a single ownership, with three (3) units on Tract 1 and two (2) units on Tract 2. The survey indicates there is a single story frame house, three (3) manufactured homes and a travel trailer which is being used as a guest house, on the two (2) tracts. There are individual septic system on each of the tracts serving the five (5) units Staff is unsure when the homes were placed on the property thus necessitating the site plan review. It appears from aerial photos on the City's GIS System one (1) or two (2) units and the travel trailer have been added since 2009. 0 January 24, 2013 SUBDIVISION ITEM NO.: A FILE NO.: S-1687 Although the City does not have zoning jurisdiction in this area the homes have been placed to comply with typical setbacks of the single-family zoning district. There is ample parking on -site to support the units. Staff is somewhat supportive of the application request but is not supportive of allowing the travel trailer to serve as a residence. To staffs knowledge there are no remaining outstanding technical issues associated with the request. The site plan as presented appears to comply with the typical standards established by the Subdivision Ordinance for site plan review requests. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff recommends prior to the Commission approving the request the applicant provide approval from the Arkansas Department of Health concerning the existing septic systems. Staff is not supportive of allowing the travel trailer to be used as a residence. PLANNING COMMISSION ACTION: (AUGUST 2, 2012) The applicant was not present. There were no registered objectors present. Staff presented the item stating the applicant failed to respond to comments raised at the July 11, 2012, Subdivision Committee meeting. Staff presented a recommendation of deferral of the item to the September 13, 2012, public hearing. There was no further discussion of the item. The Chair entertained a motion for placement of the item of the Consent Agenda for approval as recommended by staff. The motion carried by a vote of 8 ayes, 0 noes and 3 absent. PLANNING COMMISSION ACTION: (SEPTEMBER 13, 2012) The applicant was not present. There were no registered objectors present. Staff presented the item stating the applicant had been unable to obtain septic certification from the Arkansas Department of Health. Staff presented a recommendation of deferral of this item to the October 25, 2012, public hearing. There was no further discussion of the item. The Chair entertained a motion for approval of the item on the Consent Agenda as presented by staff. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. �i January 24, 2013 SUBDIVISION ITEM NO.: A (Cont. STAFF UPDATE: The applicant is continuing to work w Sanitarian to secure proper clearance located on the property. As previously system serving the homes be secured The applicant will continue to secure a Should approval not be received the it public hearing. PLANNING COMMISSION ACTION: FILE NO.: S-1687 ith the Arkansas Department of Health/County and certification for the existing septic systems noted staff recommends approval of the septic prior to the Commission acting on the request. pproval prior to the Commission public hearing. am will be deferred to the December 13, 2012, (OCTOBER 25, 2012) The applicant was not present. There were no registered objectors present. Staff presented the item stating the applicant had not obtained proper clearance and certification for the existing septic systems located on the property. Staff stated the applicant would continue to secure approval. Staff presented a recommendation of deferral of the item to the December 13, 2012, public hearing. There was no further discussion of the item. The chair entertained a motion for approval of the item as presented by staff. The motion carried by a vote of 7 ayes, 0 noes and 4 absent. STAFF UPDATE: The applicant is continuing to work with the Arkansas Department of Health/County Sanitarian to secure proper clearance and certification for the existing septic systems located on the property. As previously noted staff recommends approval of the septic system serving the homes be secured prior to the Commission acting on the request. The applicant will continue to secure approval prior to the Commission public hearing. Should approval not be received the item will be deferred to the January 24, 2013, public hearing. PLANNING COMMISSION ACTION: (DECEMBER 13, 2012) The applicant was not present. There were no registered objectors present. Staff presented the item stating the applicant had not provided staff with approval of the septic system from the Arkansas Department of Health. Staff presented a recommendation of deferral of the item to the January 24, 2013, public hearing. 0 January 24, 2013 SUBDIVISION ITEM NO.: A (Cont.) FILE NO.: S-1687 There was no further discussion of the item. The Chair entertained a motion for approval of the item as presented by staff on the Consent Agenda. The motion carried by a vote of 8 ayes, 0 noes and 3 absent. AFF UPDATE: Staff has contacted the applicant concerning the approval letter from the Arkansas Department of Health for the septic systems to serve the four (4) units to be located on the site. At the time of this writing the applicant has not provided staff with the approval letter. A recommendation will be provided to the Commission at the public hearing concerning the resolution of this item. PLANNING COMMISSION ACTION: (JANUARY 24, 2013) The applicant was present. There were no registered objectors present. Staff presented the item stating the applicant had secured all approvals necessary to complete the site plan review process. Staff stated the applicant had reduced the number of units to four based on the Health Department approval. Staff stated the request was a Subdivision Site Plan Review request to allow multiple buildings/residential uses on a single parcel. Staff stated to their knowledge there are no remaining outstanding technical issues associated with the request. Staff presented a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. There was no further discussion of the item. The Chair entertained a motion for approval of the item as presented by staff. The motion carried by a vote of 10 ayes, 0 noes, 0 absent and 1 open position. 7 ITEM NO.: 2. NAME: 4625 Geyer Springs Cut-off Subdivision Site Plan Review LOCATION: located at 4625 Geyer Springs Cut-off Planning Staff Comments: S-1687 1. Provide notification of the property owners located within 200 feet of the site including the certified abstract list, notice form with affidavit executed and proof of mailing. The notice must be mailed no later than July 18, 2012. The Office of Planning and Development must receive the proof of notice no later than July 27, 2012. 2. Provide septic certification from the Arkansas Department of Health indicating all the structures are connected to the existing septic systems and the capacity of the septic systems is adequate to serve the five (5) residential units. Variance/Waivers: None requested. Public Works Conditions: 1. Geyer Springs Cutoff is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45 feet from centerline is required. 2. Hilaro Springs Road is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45 feet from centerline is required. 3. A 20 foot radial dedication of right-of-way is required at the intersection of Geyer Springs Cut-off and Hilaro Springs Road. 4. At the time of site re -development, provide design of street conforming to the Master Street Plan. Construct one-half street improvement to Geyer Springs Cut -Off including 5-foot sidewalks with the planned development. 5. At the time of site re -development, provide design of street conforming to the Master Street Plan. Construct one-half street improvement to Hilaro Springs Road including 5-foot sidewalks with the planned development. Utilities and Fire Department/County Planning: Wastewater: Outside the service boundary. Provide approval from the Arkansas Department of Health providing approval of the exiting septic systems. Entergy: No comment received. Center -Point Ener : No comment received. AT & T: No comment received. Central Arkansas Water: Item # 2. Fire Department: Outside the service boundary. Provide a letter from the area volunteer fire department stating their knowledge of the project. Place fire hydrants per code. Maintain a minimum access of at least 20-feet. Contact the Little Rock Fire Department for additional information. CountV Piannin : 1. Provide proof from the Arkansas Department of Health the existing septic systems as adequate to serve the units. 2. Dedicate right of way on Hilaro Springs Road and Mabelvale Cut-off per the Master Street Plan. 3. Obtain a letter from the area volunteer fire department stating their knowledge to the project and their ability to serve the development. CATA: The site is not located on a dedicated CATA Bus Route. Parks and Recreation: No comment received - Planning Division: No comment. Landscape: No comment on this residential application. Revised plat/plan: Submit four (4) copies of a revised preliminary plat/plan (to include the additional information as noted above) to staff on Wednesday, July 18, 2012. Item # 2.